@Rick Baggenstoss Yes, i have seem some quality property bid up almost to retail. and it is always the same 5-6 bidders that you see dominating the winning bid.

Especially as a retail buyer.

One thing I'd think about is that some of the retail products which do this seem to be useable in a 1031 exchange and some not, so I'd keep that in mind when selecting what to invest in, if 1031 exchange is part of your strategy.

But may get a 5-10% discount (from what you would pay retail) or more on a loyal sub they work with.

Hey Scott,You want at least a 15% discount from Retail price, probably more.

This is like your retail office.

It's better to sell fewer home for retail than build homes at loss.

We operate a small retail business out of commercial space in the building with the 4 residential units, which pays me a W2 salary and my wife has a part time W2 job at a vet clinic. 

Unfortunately, I don't think it's realistic that you will find a generic commercial lease online that checks all the compliance boxes for your state, city, and county.There are limited service property managers that will do retail tenant placement (rather than full property management, which it seems like would be overkill for this one commercial unit you manage), and this would be included as part of that basket of services.You could also hire a lawyer, but I think that property management company will be more cost effective. 

So if you buy and rent out a retail center or an apartment building or increase the existing income the property is going to be worth more and can be refinanced easier.